The boyfriend has since advised me he is no longer at the home and wishes to have "his" security deposit returned to him.

At the very least, you’ll have a point of contact lined up to contact when you’re wrapping up the rehab and ready to start the refinance.In order to use your appraised value, there are lenders with requirements ranging from ‘no seasoning’ to 6-month seasoning.

The reason being is that you can cover an entire zip code focusing on a specific pain point pretty easily.

The seller was the original developer that had owned these properties for decades.There was no underlying flaw or hidden upside that would drive this behavior.  

But no more than 1 purchase a year, so it could be a SFH I buy to do STR or Student Housing or a multi-family in a cheaper market.

@Dan Heuschele, sounds like you got your answer, but over 5 years of actively working with over 4,000 LPs, my experience aligns with Brian's.I am sure, as of today, the number of LPs that want out of deals going south is probably much higher than leading into this correction, but unfortunately, if you want out after there is already a scent of blood, the chances of finding a willing buyer at anything more than pennies on the dollar is probably slim to none.That being said, I know Cadre runs their own secondaries platform.  

I'm interested in your advice on entity (or no entity!)

It's pretty easy set-up and then the guest can scan a QR code that is in the home, with a shopping list/links of all the items. 

It sounds attractive because everyone says it is low- or no-money down, but if you don't have money to make the deal another way, you don't have much leverage to make the deal the way you are suggesting.Sub to and seller finance are shiny objects for people who want to get started in investing to make money, but have no capital.

No experience with the 2 you mentioned, but I'm a fan of paying the year so I don't forget next month/quarter and the coverage lapses.